Low income housing in Columbus, Ohio: your complete guide

Last updated 2026-07-09

What low income housing options exist in Columbus, Ohio?

Columbus has four main tracks for people who need help with rent: the Housing Choice Voucher (Section 8) program, traditional public housing, Low Income Housing Tax Credit (LIHTC) apartments, and short-term emergency rental assistance.

The Columbus Metropolitan Housing Authority (CMHA) runs both the voucher program and public housing for the city and most of Franklin County. ^[1] CMHA owns and manages roughly 2,800 public housing units and administers about 4,000 Housing Choice Vouchers as of its most recent annual report. Together those two programs serve a fraction of the eligible population, which is why waitlists exist and why knowing all four tracks matters.

LIHTC apartments are privately owned buildings that took federal tax credits in exchange for keeping rents capped at 30, 50, or 60 percent of Area Median Income. You don't go through CMHA for those. You apply directly to each property. Ohio has over 175,000 LIHTC units statewide, with Franklin County holding a sizable share. ^[2] These units are often the fastest route to a subsidized apartment because the landlord controls the waitlist, and sometimes it's short.

Emergency rental assistance is the fourth track. The Ohio Department of Development and Franklin County run programs that can cover back rent and utilities for households in crisis. Those programs have tight time horizons and aren't long-term solutions, but they can stop an eviction while you work toward a voucher or LIHTC unit.

If you're looking at options in other Ohio cities, the mechanics are similar. Low income housing in Cleveland is run by the Cuyahoga Metropolitan Housing Authority, and low income housing in Dayton falls under Greater Dayton Premier Management. Each has its own waitlist and payment standards, so don't assume Columbus rules transfer.

Who qualifies for low income housing in Columbus?

CMHA uses HUD's income limits for the Columbus metro area. To get a Housing Choice Voucher, your household income generally can't exceed 50 percent of Area Median Income (AMI). HUD law goes further: 75 percent of new vouchers have to go to households at or below 30 percent AMI. ^[3]

For fiscal year 2024, HUD set the following income limits for the Columbus metro:

Household size	30% AMI (Extremely Low)	50% AMI (Very Low)	80% AMI (Low)
1 person	$20,750	$34,550	$55,250
2 people	$23,700	$39,450	$63,150
3 people	$26,650	$44,400	$71,050
4 people	$29,600	$49,300	$78,900
5 people	$31,970	$53,250	$85,250	[4]

Income isn't the only screen. CMHA also looks at prior evictions from subsidized housing, drug-related criminal history, and sex offender registration status. None of those is an automatic bar in every case, but CMHA's admissions policy spells out what it weighs. If you've been denied before, request a copy of CMHA's Admissions and Continued Occupancy Policy (ACOP), which they have to make public under 24 CFR Part 966. ^[5]

Public housing carries the same income thresholds. LIHTC properties vary by development. A unit set aside at 50 percent AMI has different income ceilings than one at 60 percent AMI, so always ask the leasing office for the specific limits at that property.

What are CMHA's payment standards for Columbus in 2024?

Payment standards set the ceiling on how much CMHA will pay toward rent and utilities. If a unit rents for more than the payment standard, you pay the difference on top of your normal 30-percent-of-income share. This number decides which neighborhoods and unit sizes are actually reachable with a voucher.

CMHA publishes its payment standards every year. For fiscal year 2024, the figures below apply to most of Franklin County. ^[6]

Bedroom size	CMHA payment standard (2024)
0BR (studio)	$1,050
1BR	$1,246
2BR	$1,527
3BR	$1,872
4BR	$2,415

These aren't the same as Fair Market Rents (FMR), though PHAs have to set payment standards between 90 and 110 percent of HUD's published FMR unless they get a waiver. CMHA has generally kept its standards close to the Small Area FMR figures for Columbus. HUD publishes FMRs at the zip-code level for metro areas using Small Area FMRs, which means payment standards can differ by neighborhood. Check CMHA's website directly for the current figures before you start apartment hunting.

One practical note. The payment standard is not the rent limit HUD will actually approve after inspection. The unit also has to pass a HUD Housing Quality Standards (HQS) inspection, and the rent has to be "reasonable" compared to similar unassisted units nearby. Both conditions have to be met.

Is CMHA's Section 8 waitlist open right now?

CMHA's Housing Choice Voucher waitlist is not always open. CMHA announces openings on its website, through local press releases, and through community partners. The most recent broad opening was in 2022. As of mid-2025 the voucher waitlist is closed to new applicants. CMHA does sometimes open the list for specific populations (veterans, people experiencing homelessness, people with disabilities), so it's worth checking CMHA.net even when the general list is closed. ^[1]

When it does open, applications have recently been taken online at CMHA.net. The window is usually short, often just a few days to a couple of weeks, and CMHA typically uses a lottery to randomize the order of applicants rather than first-come-first-served. Getting your name in during an opening does not guarantee a voucher soon. The average wait in major Ohio metros has run two to five years in recent memory, though CMHA doesn't publish a current wait-time estimate.

Public housing applications work differently. CMHA accepts public housing pre-applications on a rolling basis through its website even when the voucher list is closed. Different CMHA developments have different wait times. Some senior or accessible units wait longer than general family units.

For a broader view of what's currently open across Ohio and nationally, open Section 8 waiting lists is a good starting point. Many smaller Ohio PHAs, including suburban housing authorities in Delaware and Licking Counties, run their own voucher programs independently of CMHA, and their lists sometimes open when CMHA's is closed.

How do you apply for Section 8 in Columbus?

When CMHA's waitlist is open, here is how the process works.

First, you go to CMHA.net during the announced window and complete the online pre-application. You'll give household size, income, Social Security numbers, and preference information. CMHA gives preference to veterans, people displaced by disasters, and people who live or work in Franklin County. ^[1]

After the lottery, CMHA contacts households in the order drawn. When your number comes up, you go through a full application. You'll verify income (pay stubs, benefit letters, tax returns), citizenship or eligible immigration status, and past rental history. CMHA runs a criminal background check.

Once approved, you get a voucher with a search deadline. HUD's default voucher term is 60 days, though PHAs can extend it. CMHA has generally allowed extensions with a written request showing a good-faith effort to find housing. You find a unit, the landlord agrees to participate, the unit passes an HQS inspection, and the rent is approved as reasonable. Then you sign your lease and the HAP contract starts.

If you're new to how the housing choice voucher program works from scratch, that overview explains the mechanics in detail before you get into Columbus specifics.

For landlords weighing whether to accept CMHA vouchers: the process adds a few weeks (inspection scheduling, HAP contract paperwork), but CMHA pays its share reliably and directly to the owner. The housing authority page covers the landlord side of the PHA relationship in more depth.

Where can you find Section 8-approved rentals in Columbus?

Once you have a voucher, finding a landlord who will accept it is often harder than getting the voucher itself. Ohio has no statewide source-of-income protection law as of mid-2025, which means suburban landlords can legally refuse to rent to voucher holders. Columbus City Council passed a local Source of Income ordinance in 2023 that bars landlords inside city limits from refusing to rent solely because a tenant has a housing voucher. ^[7] That ordinance has teeth. A landlord who violates it can face a complaint through Columbus' Community Relations Commission.

Practically, you can search for willing landlords through:

1. CMHA's own landlord listing, updated on its website, which includes owners who've worked with the program before. 2. Section 8 houses for rent aggregators, which list voucher-friendly units nationally, including Columbus. 3. Go Section 8, a widely used third-party database of landlords actively advertising to voucher holders. 4. Craigslist and Facebook Marketplace, where filtering for "Section 8 accepted" or "CMHA accepted" in the Columbus area still surfaces active listings.

When you contact a landlord, be upfront about your voucher size. A landlord who has never worked with CMHA isn't necessarily a bad option. CMHA's landlord relations team will walk them through the HAP contract, and some property owners end up preferring voucher tenants because part of the rent is guaranteed by the government.

The unit has to be within Franklin County or the geographic area covered by your specific voucher. Units in Hilliard, Westerville, Dublin, and other Franklin County suburbs are generally eligible.

What other affordable housing programs operate in Columbus?

Beyond CMHA's programs, Columbus has several other resources worth knowing.

The Community Shelter Board coordinates the system of emergency shelters, rapid rehousing, and permanent supportive housing for people experiencing homelessness in Franklin County. Their Continuum of Care (CoC) system connects people to HUD-funded housing under programs like Permanent Supportive Housing (PSH) and rapid rehousing, which pair rental subsidies with case management. ^[8]

The Ohio Housing Finance Agency (OHFA) runs the state's LIHTC program and also administers a small number of Section 8 project-based contracts on older assisted properties. Their affordable housing locator at ohiohome.org can help you find specific income-restricted properties in Columbus by zip code or neighborhood. ^[2]

Columbus also has a down payment assistance program for low-to-moderate income homebuyers, run through the city's Department of Development. That's separate from rental programs, but it matters if homeownership is eventually on your radar.

For seniors, Columbus has a network of Section 202 Supportive Housing for the Elderly properties, federally funded by HUD, offering below-market rents specifically for households where someone is 62 or older. Low income senior housing covers how that program works in detail. Wait times for 202 properties swing a lot. Some have short lists because they're in less-desirable locations, others carry waits of several years.

VoucherReady's rental assistance overview covers emergency programs, utility assistance, and other short-term bridges while you wait for a longer-term subsidy.

How does Columbus compare to Cleveland and Dayton for affordable housing?

Ohio's three largest cities each have a real affordable housing infrastructure, but they differ in scale, payment standards, and waitlist dynamics.

City	PHA	Est. HCVs administered	2BR payment standard (approx.)	Waitlist status (mid-2025)
Columbus	CMHA	~4,000	$1,527	Closed (general)
Cleveland	CMHA (Cuyahoga)	~11,000	$1,400 (varies by zip)	Closed
Dayton	Greater Dayton Premier Management	~5,500	$1,050	Closed	[1][9][10]

Cleveland's Cuyahoga Metropolitan Housing Authority is one of the larger PHAs in the Midwest. It generally has more units under management than Columbus and more LIHTC inventory because of the size of the metro. Low income housing in Cleveland also benefits from a slightly lower median rent in some submarkets, which stretches a voucher further. The tradeoff is that CMHA-Cuyahoga's waitlist has been closed for years and its reopening cadence is hard to predict.

Low income housing in Dayton has lower payment standards reflecting that city's lower market rents. The voucher covers more of the actual rent for most apartments, but the absolute dollar value is smaller. Greater Dayton Premier Management has faced budget pressures and at various points has had a smaller ratio of vouchers to applicants than Columbus.

If you have flexibility on city, checking all three PHAs (plus suburban PHAs in Summit County near Akron, Hamilton County near Cincinnati, and Montgomery County near Dayton) is a real strategy. Ohio has roughly 120 local housing authorities, some with shorter waits.

What are tenant rights in Columbus for Section 8 renters?

Voucher holders have rights under three overlapping frameworks: federal HUD regulations, Ohio landlord-tenant law, and Columbus city ordinances.

Under federal rules (24 CFR Part 982), your landlord can't raise your rent to a level CMHA deems unreasonable, can't evict you without good cause (when your lease includes the required tenancy addendum), and has to maintain the unit to HQS standards. ^[5] The tenancy addendum CMHA requires as part of every lease spells out these protections verbatim. Keep a copy.

Under Ohio Revised Code Chapter 5321, the Ohio Landlord-Tenant Act, your landlord has to keep the unit habitable, make repairs within a reasonable time after written notice, and can't retaliate against you for asserting your rights. Ohio's statute is less tenant-protective than some states, but it has teeth. If your landlord fails to make repairs, you can pay rent into an escrow account through municipal court after proper notice, under ORC 5321.07. ^[11]

Columbus's 2023 Source of Income ordinance carries weight. A landlord inside city limits can't legally tell you "we don't take Section 8" as a reason to reject your application. If that happens, file a complaint with Columbus's Community Relations Commission.

For informal disputes before they escalate, Columbus runs a free tenant-landlord mediation program. Franklin County Municipal Court handles eviction proceedings. If you get an eviction notice, you have a right to appear at the hearing and raise defenses, including the landlord's failure to maintain the unit.

One thing I'd tell a friend: document everything in writing. Texts count. A paper trail is worth more than almost anything else if a dispute ends up in court.

Can a Columbus landlord refuse to accept Section 8?

Inside Columbus city limits, as of 2023, the answer is no, not without exposing themselves to a fair housing complaint. The Columbus Source of Income ordinance amended the city's human rights code to add source of income (which covers housing vouchers) as a protected class for housing. ^[7]

Outside Columbus city limits but inside Franklin County, no county-level protection exists as of mid-2025. A landlord in Gahanna, Grove City, or Reynoldsburg can legally decline to rent to you because of your voucher.

Ohio has no statewide source-of-income protection law. Efforts to pass one in the Ohio General Assembly have not succeeded. Some states where source-of-income protection exists statewide (California, Connecticut, New York, Oregon) have measurably higher voucher utilization rates, according to a 2023 Urban Institute analysis. ^[12]

If you think a landlord discriminated against you inside Columbus city limits, your complaint options include: 1. Columbus Community Relations Commission (local) 2. Ohio Civil Rights Commission (state) 3. HUD's Fair Housing and Equal Opportunity office (federal)

For landlords reading this: accepting vouchers is not the compliance burden it's often made out to be. The HQS inspection is a one-time event before move-in, plus periodic re-inspections. CMHA pays its portion directly to you. Eviction protections under the HAP contract line up with standard Ohio eviction law in most cases. The section 8 overview covers what owners should realistically expect.

What resources exist for emergency rental help in Columbus right now?

If you're facing eviction or back rent now, you can't wait two years for a voucher. Columbus and Franklin County have several faster-moving options.

The Franklin County Emergency Rental Assistance Program (ERAP) has gone through multiple funding rounds since 2020. As of 2025, remaining ERAP funds are limited and the program serves people on a case-by-case basis through partner agencies. Community Action Programs (CAP) agencies are the primary front door. IMPACT Community Action in Columbus is one of the main providers. ^[13]

The Ohio Department of Development runs a Home Relief Grant for owner-occupants and a Utility Assistance Plus program. These are separate from rental assistance, but they can free up cash if utility bills are crowding out your rent.

The Salvation Army, Catholic Social Services of Franklin County, and Community Shelter Board partner agencies all have emergency funds that can cover one or two months of rent in a genuine crisis. These aren't entitlements. They're one-time grants subject to fund availability.

Two-One-One (211) is the fastest way to find current availability. Dial 211 from any phone in Ohio for a referral to programs with open slots. The database updates faster than any website.

For a structured overview, VoucherReady's rental assistance page organizes federal, state, and local programs in one place, including how to document your need and what a typical grant covers.

If you own a rental property and your tenant is behind on rent, the same ERAP programs can pay the landlord directly. That's worth knowing because some owners don't realize they can start the assistance request themselves.

How do LIHTC apartments in Columbus work and how do you find them?

Low Income Housing Tax Credit apartments are probably the most underused resource in Columbus's affordable housing ecosystem. They're not run by CMHA. You don't need a voucher. You apply directly to the property and, if your income qualifies, you pay a capped rent.

Under Section 42 of the Internal Revenue Code, developers who build LIHTC properties agree to keep rents affordable for at least 30 years (sometimes 50, depending on the financing). ^[14] "Affordable" is defined against AMI. A 2-bedroom unit set at 60 percent AMI in Columbus would have a maximum rent of around $1,200 in 2024 after the utility allowance deduction, well below market.

OHFA's affordable housing locator at ohiohome.org lets you search by county, city, and unit size. You can filter for units currently accepting applications. ^[2] This is the most accurate public database for Ohio LIHTC inventory.

Some LIHTC properties also accept Housing Choice Vouchers, which means if you have both a voucher and get into an LIHTC building, your out-of-pocket rent could be very low. Not every LIHTC landlord accepts vouchers, but it's always worth asking.

For background on how these developments get financed and why they matter, low income housing tax credit explains the investor and developer side. That context helps you understand why some buildings mix market-rate and subsidized units and what that means for your application.

Frequently asked questions

Is CMHA's Section 8 waitlist open in Columbus in 2025?

As of mid-2025, CMHA's general Housing Choice Voucher waitlist is closed. CMHA does periodically open the list for specific populations such as veterans and people experiencing homelessness. Check CMHA.net for current status. CMHA's public housing pre-application is accepted on a rolling basis even when the voucher waitlist is closed.

What is the income limit for Section 8 in Columbus, Ohio?

To qualify for a Housing Choice Voucher through CMHA, your household income generally can't exceed 50 percent of the Columbus Area Median Income. For 2024, that's about $34,550 for one person, $39,450 for two, or $49,300 for four people. HUD requires that 75 percent of new vouchers go to households at or below 30 percent AMI, which is roughly $20,750 for a single person.

How much does Section 8 pay in Columbus?

CMHA's 2024 payment standards range from $1,050 for a studio to $2,415 for a four-bedroom. For the most common size, a two-bedroom, CMHA will pay up to $1,527. If the actual rent exceeds the payment standard, the tenant pays the difference out of pocket on top of their normal 30-percent-of-income contribution.

How long is the wait for Section 8 in Columbus?

CMHA does not publish a current wait-time estimate. Based on historical patterns in comparable Ohio metros, waits have run two to five years once you're on the waitlist. That doesn't count the time between now and when the waitlist reopens. Applying to every open list you're eligible for, including suburban Franklin County PHAs, is the most practical way to shorten the wait.

Can a Columbus landlord refuse to rent to a Section 8 tenant?

Inside Columbus city limits, no. A 2023 Columbus ordinance added source of income to the city's human rights code, making it illegal to refuse a tenant solely because they hold a housing voucher. Outside Columbus but inside Franklin County, no county-level protection exists. Ohio has no statewide source-of-income law, so suburban landlords can still legally decline.

What is the difference between CMHA public housing and Section 8 in Columbus?

Public housing means CMHA owns the building and you rent directly from CMHA at a rent tied to your income. Section 8 (Housing Choice Vouchers) is a subsidy you take to a privately owned apartment; the landlord gets a government payment and you pay your share. Public housing locks you to a specific address; a voucher gives you geographic flexibility to move.

How do I find affordable apartments in Columbus without a voucher?

LIHTC properties are your best bet. Search OHFA's affordable housing locator at ohiohome.org by zip code or neighborhood in Franklin County. These privately owned buildings have income caps but no waitlist through CMHA. Some have short waitlists of their own. Income limits vary by development, so ask each property for its specific AMI threshold.

Does Columbus have emergency rental assistance in 2025?

Yes, though funding is limited. IMPACT Community Action and other CAP agencies administer Franklin County emergency rental assistance for households behind on rent. The Salvation Army and Catholic Social Services also have smaller emergency funds. Dial 211 for the most current referral; availability changes week to week and a phone call is more accurate than any static list.

How is low income housing in Columbus different from Cleveland?

Cleveland's Cuyahoga Metropolitan Housing Authority administers roughly 11,000 vouchers compared to Columbus's approximately 4,000, making it a larger program. Cleveland's market rents are lower in some areas, stretching vouchers further. Both cities have closed waitlists as of mid-2025. Cleveland has a broader stock of older assisted housing, while Columbus has seen more recent LIHTC development in newer suburbs.

What rights do Section 8 tenants have in Columbus?

Federally, your landlord can't evict you without good cause under the HAP contract's tenancy addendum (24 CFR Part 982). Ohio Revised Code Chapter 5321 requires habitability and limits retaliation. Columbus's 2023 Source of Income ordinance prohibits housing discrimination based on voucher status within city limits. Document repair requests in writing; if the landlord fails to respond, ORC 5321.07 gives you rent-escrow rights.

Can I use a CMHA voucher in suburbs like Dublin or Westerville?

Yes, as long as the unit is within CMHA's jurisdiction, which covers most of Franklin County including Dublin, Westerville, Hilliard, Gahanna, and other suburbs. The unit must pass an HQS inspection and the rent must be reasonable. Ohio's lack of a statewide source-of-income law means suburban landlords outside Columbus city limits can legally decline, though some do accept vouchers.

How do senior affordable housing options in Columbus work?

Columbus has HUD Section 202 Supportive Housing for the Elderly properties, which are federally subsidized and reserved for households where someone is 62 or older. Rent is typically 30 percent of income. Apply directly to each Section 202 property; CMHA does not manage the waitlist. OHFA's housing locator can identify 202 properties in Franklin County by filtering for senior housing.

What happens at a CMHA housing inspection?

CMHA conducts Housing Quality Standards (HQS) inspections before your first move-in and then at least annually. The inspector checks heating, plumbing, electrical, smoke detectors, windows, and overall habitability per HUD's 24 CFR Part 982. If the unit fails, the landlord gets a deadline to fix the deficiency; rent payments don't begin until the unit passes. Inspections are free to both parties.

Can I move my Columbus Section 8 voucher to another state?

Yes. After living in your initial unit for at least 12 months (required by most PHAs), you can port your voucher to another city or state under 24 CFR 982.353. CMHA sends a portability packet to the receiving PHA, which absorbs or administers the voucher. Some PHAs absorb portability vouchers into their own program; others bill CMHA. Notify CMHA in writing and give yourself extra time since the process can take four to eight weeks.

Sources

1. Columbus Metropolitan Housing Authority (CMHA), official website: CMHA administers approximately 4,000 Housing Choice Vouchers and roughly 2,800 public housing units in Franklin County; waitlist status and application details.
2. Ohio Housing Finance Agency (OHFA), Affordable Housing Locator: Ohio has over 175,000 LIHTC units statewide; OHFA's locator lets users search income-restricted properties by county.
3. HUD, Housing Choice Voucher Program overview (HUD.gov): HUD requires that 75 percent of new vouchers go to households at or below 30 percent of AMI under the Housing Choice Voucher program.
4. HUD, FY2024 Income Limits for Columbus, Ohio HUD Metropolitan FMR Area: FY2024 income limits for Columbus metro: 50% AMI for a family of four is $49,300; 30% AMI for a family of four is $29,600.
5. Code of Federal Regulations, 24 CFR Part 982 (HUD Housing Choice Voucher regulations): 24 CFR Part 982 governs HCV tenant protections including good-cause eviction requirements and the mandatory tenancy addendum; PHAs must publish ACOP under 24 CFR Part 966.
6. Columbus Metropolitan Housing Authority, Payment Standards Schedule FY2024: CMHA 2024 payment standards: studio $1,050; 1BR $1,246; 2BR $1,527; 3BR $1,872; 4BR $2,415.
7. City of Columbus, Community Relations Commission, Source of Income ordinance (2023): Columbus amended its human rights code in 2023 to prohibit landlords within city limits from refusing to rent solely because a tenant holds a housing voucher.
8. Community Shelter Board, Franklin County Continuum of Care: Community Shelter Board coordinates emergency shelters, rapid rehousing, and permanent supportive housing for people experiencing homelessness in Franklin County.
9. Cuyahoga Metropolitan Housing Authority (CMHA Cleveland), official website: CMHA Cleveland administers approximately 11,000 Housing Choice Vouchers in the Cuyahoga County area.
10. Greater Dayton Premier Management, official website: Greater Dayton Premier Management administers approximately 5,500 Housing Choice Vouchers in the Dayton metro area with a 2BR payment standard around $1,050.
11. Ohio Revised Code Chapter 5321 (Ohio Landlord-Tenant Act): ORC 5321.07 gives tenants the right to pay rent into escrow if the landlord fails to make required repairs after proper written notice.
12. Urban Institute, Housing Voucher Utilization and Source-of-Income Protections (2023): States with statewide source-of-income protections have measurably higher voucher utilization rates than states without such laws, per 2023 Urban Institute analysis.
13. IMPACT Community Action, Franklin County Emergency Rental Assistance: IMPACT Community Action is one of the primary providers of emergency rental assistance in Franklin County, Ohio, operating under the ERAP framework.
14. Internal Revenue Code Section 42 (Low Income Housing Tax Credit): Under IRC Section 42, LIHTC developers agree to keep rents affordable for at least 30 years in exchange for federal tax credits.